High-Rise Future for Bengaluru: What the 60% FAR Increase Means for Development and Urban Planning

The Karnataka government has increased the Floor Area Ratio (FAR) cap by up to 60%, allowing developers to construct taller buildings in Bengaluru. This change permits additional floors on a given plot of land by paying a premium, increasing urban density and optimizing space usage. The revised regulations provide for 60% of the maximum FAR in areas where road widths exceed 18 meters and 40% in locations where roads are between 12-18 meters wide. The guidelines also allow an additional 40% FAR through premium payments and another 20% via Transferable Development Rights (TDR) for roads wider than 18 meters.

The policy applies to several regions across Bengaluru, including Kanakapura, Hoskote, and Anekal in the south and Nelamangala and areas near Bengaluru International Airport in the north. This move is expected to encourage joint development projects and the consolidation of smaller properties to create larger, more efficient land parcels for construction.

Impact of FAR Changes on Development

FAR regulations determine the maximum built-up area permissible on a specific land parcel. Previously, a 10,000 sq m plot with a FAR of 2.5 could accommodate up to 25,000 sq m of construction, typically distributed over five floors. The new regulations allow an additional 10,000 sq m of built-up area, adding two more floors to the same plot. This additional space will require developers to pay ₹1.4 crore (₹1,400 per sq m) based on guidance values.

The increase in FAR is expected to reshape Bengaluru’s urban landscape. More high-rise buildings will become feasible, accommodating a higher population within the same footprint. While this benefits developers looking to maximize land use, it also presents new challenges for urban planning and infrastructure management.

Infrastructure Concerns

While developers see the increase in FAR as an opportunity for expansion, urban planners and environmentalists caution against the additional burden on existing infrastructure. Bengaluru already faces issues such as traffic congestion, water shortages, and inadequate waste management. Higher FAR could intensify these problems unless complementary infrastructure improvements are made.

Roads and public transport systems will need enhancements to accommodate the increased density. With more residents and commercial activities concentrated in high-rise structures, the demand for parking, sewage disposal, and water supply will rise. Existing drainage systems may require upgrades to prevent flooding, particularly during monsoons.

Urban Planning Considerations

Experts emphasize the need for comprehensive urban planning to balance growth with sustainability. OP Agarwal, former CEO of WRI India, has highlighted the potential benefits of increased FAR, such as a possible reduction in property prices due to increased inventory. However, he also pointed out that unless infrastructure keeps pace, traffic congestion and water scarcity could worsen.

Environmentalists, including Sandeep Anirudhan, have expressed concerns about the strain on resources. Larger buildings require more water and sewage management capacity, and if not planned properly, they could contribute to further depletion of Bengaluru’s water bodies. In particular, roads wider than 18 meters will experience heavier traffic and infrastructure stress, while smaller roads in residential areas could face accessibility issues due to increased density.

Opportunities for Developers and Buyers

Real estate developers see the FAR increase as a step toward vertical expansion, which aligns with Bengaluru’s growing housing and commercial demands. The ability to construct taller buildings could help address the shortage of residential and office spaces.

Mallanna Sasalu, CEO of Provident, noted that larger plots stand to benefit most from the revised regulations, while smaller plots may see limited changes due to existing bylaws and height restrictions. For homebuyers, an increase in supply could lead to more housing options, potentially stabilizing property prices in the long term.

However, the effectiveness of this policy will depend on infrastructure readiness. Investments in better roads, improved drainage, and expanded public transport will be necessary to support increased urban density.

Balancing Growth with Infrastructure Development

The government’s decision to increase FAR reflects the need for urban expansion, but addressing infrastructure challenges will be essential to ensure sustainable growth. Without strategic planning, the city risks exacerbating existing issues such as congestion and water shortages.

One approach is to assess land-carrying capacity before granting additional FAR. This would help determine whether an area can sustain more construction without overburdening its infrastructure. Authorities could also implement stricter building regulations to ensure that new developments include adequate parking, green spaces, and water recycling systems.

Public transport networks will play a crucial role in managing increased density. Expanding metro and bus services can reduce dependency on private vehicles, helping to mitigate traffic congestion. Improved stormwater drainage and waste disposal systems will also be necessary to prevent urban flooding and sanitation issues.

Long-Term Outlook

As Bengaluru continues to grow, the long-term success of the FAR increase will depend on coordinated urban planning. If infrastructure investments align with real estate expansion, the city could see significant benefits, including better land utilization and more housing availability. However, if infrastructure development lags, the policy could lead to further urban strain.

Authorities will need to monitor the impact of the new regulations closely and adapt policies as needed. By integrating urban planning with infrastructure upgrades, Bengaluru can work toward a balanced approach that supports growth while maintaining livability. The coming years will reveal whether this policy shift leads to a more efficient and sustainable urban landscape.